What to Post While You Raise Money for a Real Estate Deal
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What you post while raising money for a real estate deal depends on your exemption. Under Rule 506(b), you may keep posting education and the work behind the scenes, but you may not advertise the deal or its terms in public; you talk about the deal only one to one with people you already know. Under Rule 506(c), you may post about the deal in public, with balanced facts and a link to the deal page, and only verified accredited investors may invest. Under both, avoid return promises, false urgency and claims you cannot back up.
This post is a practical content plan for sponsors raising from friends and followers. The legal lines are in what counts as general solicitation on each platform. It is general information, not legal advice.
Why does the exemption decide what you post?
Rule 506(b) bans general solicitation: no public advertising of the offering. Rule 506(c) allows it, but every investor must be accredited and verified. Your posts are what decide which one you are using in practice. One public post that names the deal and invites investment can end 506(b) for that offering. See Rule 506(b) versus 506(c) and if you already posted about a deal.
What can you post during a 506(b) raise?
Under 506(b), your public content stays about you, your process and the subject, never this offering:
- Education: how syndications work, what a preferred return is, how to read a rent roll. Link to explainers like what a syndication is.
- Your process: touring buildings, how you screen deals, what you learned from a lender call. Do not name the property you are raising for, its price or its returns.
- Market notes: rents and supply in a city you follow, from public data.
- An invitation to get to know you: a newsletter or a list for people interested in real estate investing, built before any deal. See building a waitlist before you have a deal.
The deal itself is shared one to one with people you already have a real relationship with. See can followers invest under 506(b)?.
What can you post during a 506(c) raise?
Under 506(c), you may talk about the deal in public. Good posts:
- The announcement: the property type, the market, the business plan in one sentence, the minimum investment, that it is for accredited investors only, and one link to the deal page.
- Walkthroughs: a video tour of the property and the neighborhood.
- The plan in numbers: rents today, planned renovations and the loan, with the main risks named in the same post.
- Q&A: a recorded webinar or live session that answers common questions; see running an investor webinar.
- Process updates: "the lender's appraisal is in" or "the inspection found a roof issue and here is the plan." Honest updates build more trust than hype.
Every deal post should say you are the sponsor, that this is not an offer to sell to anyone outside the offering documents, and where the full risks are. See disclaimers and bios for syndication posts.
What should you never post, under either exemption?
- Promised or guaranteed returns, or "you will double your money." Projections are projections; see what a sponsor can say about a real estate deal.
- False urgency, such as "only two spots left" when it is not true.
- Testimonials you cannot back up, or paid praise without disclosure; see FTC endorsement rules.
- Investor names or amounts without written consent.
- Screenshots of returns from other deals without the full context and the risks.
What does a weekly plan look like?
A simple rhythm for a 506(c) raise: one deal update, one education post, one behind-the-scenes clip and one answer to a question you got that week. For a 506(b) raise, swap the deal update for a second education or process post, and spend that time on one to one calls. Keep every post, with the date, in one folder. See the 90 day raise plan and replying to DMs and comments.
How DoorRaise fits in
On DoorRaise, a sponsor publishes one deal page and shares that link in posts under 506(c), or privately under 506(b). Investors review the deal, verify they are accredited, sign online and fund by wire into the deal's escrow account at Enterprise Bank & Trust. Every promo a sponsor submits is checked automatically against posting rules. See how it works.
FAQ
Can I post that I am raising money under 506(b)?
Not about this offering in public. You can post about your work and education, and talk about the deal one to one with people you already know.
Can I post the deal's projected returns under 506(c)?
Yes, as projections, with the assumptions and the main risks next to them, and never as a promise.
Should I post when the raise closes?
Yes, carefully: see posting about your syndication after closing.
Do I need to keep copies of my posts?
Yes. Keep a dated archive of every post about the deal.
Sources
- SEC: Rule 506(c) and general solicitation
- SEC: Rule 506(b)
- SEC Investor.gov: Social media and investment fraud
- FTC: Endorsement guides
This article is general information, not legal, tax or investment advice. Talk to a securities attorney before you market an offering. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.